Incentives for First-Time Homebuyers

Tim Lyon • June 11, 2025

There are a lot of programs and incentives for first-time homebuyers, but it can be hard to keep track of them all.

Each one has its own rules, limits, and fine print—which makes it easy to feel confused or overlook something valuable.


In this post, I’ll break everything down clearly so you understand exactly what’s available and make sure you’re not missing out on any savings.


What Counts as a First-Time Homebuyer?

Before getting into the incentives, it helps to know what “first-time homebuyer” means for most of these programs:

  • You (or your spouse/common-law partner) haven’t owned a home that was your principal residence in the current year or in the 4 previous calendar years.
  • You plan to live in the home as your principal residence.

(Provincial/local programs may have additional or slightly different requirements.)


Federal Incentives for First-Time Homebuyers

1. First Home Savings Account (FHSA)

A registered account that combines the best of an RRSP and TFSA: contributions are tax-deductible, and withdrawals for your first home (including investment growth) are tax-free.

  • Annual limit: $8,000
  • Lifetime limit: $40,000
  • Unused annual room carries forward, so if you don’t contribute the full $8,000 in one year, you can catch up later.
  • Funds must be used within 15 years of opening the account or before age 71.


Important Note: Can be stacked with the Home Buyers’ Plan (HBP).


2. Home Buyers’ Plan (HBP)

Withdraw up to $60,000 from your RRSP to buy or build a qualifying home.

  • Repayment: spread over 15 years, starting the second year after withdrawal.
  • Contributions don’t affect your regular RRSP deduction limit if designated as HBP repayments.


3. GST/HST New Housing Rebate (First-Time Buyers GST Rebate – New in 2025)

For new or substantially renovated homes, first-time buyers may be eligible for a full or partial rebate on GST or the federal portion of HST.

  • Full rebate: Homes valued up to $1 million
  • Partial rebate: Homes between $1 million–$1.5 million (phased out linearly)
  • No rebate: Homes above $1.5 million
  • Potential savings: up to $50,000


Important Note: The federal government has announced this program, but as of now, we don’t yet have final details on how it will work in practice. More guidance is expected.


4. 30-Year Amortization for First-Time Buyers of Insured Mortgages

As of 2025, all first-time buyers with insured mortgages (less than 20% down) may qualify for a 30-year amortization.

  • Benefit: Lower monthly payments allowing for better cashflow or more purchasing power
  • Trade-off: More total interest paid over time


5. Home Buyers’ Amount (First-Time Home Buyers’ Tax Credit)

A non-refundable federal tax credit to help with closing costs such as legal fees, inspections, and appraisals.

  • Maximum claim: $10,000
  • Value: up to $1,500 back at tax time.


Provincial Incentive – British Columbia

First-Time Home Buyers’ Program (Property Transfer Tax Exemption)

In BC, first-time homebuyers may qualify for a full or partial exemption from the Property Transfer Tax (PTT).

  • What is PTT?
  • 1% on the first $200,000 of fair market value (FMV)
  • 2% on FMV between $200,000–$2,000,000
  • 3% on FMV above $2,000,000
  • Exemptions:
  • Full exemption if FMV is $500,000 or less
  • Partial exemption between $500,000–$835,000
  • No exemption if FMV is $860,000 or more
  • Eligibility Criteria:
  • Canadian citizen or permanent resident
  • Filed at least 2 income tax returns as a BC resident in the last 6 years
  • Never previously owned a principal residence anywhere in the world
  • Must move in and make the property your principal residence

This program alone can save buyers up to $8,000 on closing costs.


Real-World Example

Let’s say you’re buying a $800,000 home in BC:

  • You use your FHSA savings, withdrawn tax-free.
  • You withdraw $40,000 from your RRSP under the Home Buyers’ Plan.
  • You save $8,000 on BC’s property transfer tax (since the home is above $500,000 but below $860,000).
  • You also claim the Home Buyers’ Tax Credit = $1,500.


Total savings: Tens of thousands between rebates, exemptions, and tax advantages—bringing homeownership closer within reach.


Potential Savings – At a Glance

Quick Summary

  • FHSA: Save up to $40,000, tax-deductible in, tax-free out
  • HBP: Withdraw up to $60,000 from RRSP, repay over 15 years
  • Home Buyers’ Tax Credit: Up to $1,500 tax reduction
  • GST Rebate: Up to $50,000 on new builds under $1.5M (pending details)
  • 30-Year Amortization: Lower monthly payments on insured mortgages for all FTHBs
  • BC PTT Exemption: Up to $8,000 in tax savings


Next Steps

  1. Check eligibility: Federal vs BC programs differ slightly.
  2. Plan savings early: Use FHSA + RRSP contributions strategically.
  3. Run the numbers: GST rebate and PTT thresholds can make or break affordability.
  4. Talk with a mortgage broker: Ensure you’re combining incentives properly and not leaving money on the table.


Need help navigating these programs? Book a consultation or call 778-988-8409.


Mortgage Term Glossary

Amortization: The total length of time to fully repay your mortgage (typically 25–30 years).

Down Payment: The upfront amount you pay toward the purchase price of a home, typically expressed as a percentage of the total price.

Equity: The difference between your home’s value and your outstanding mortgage balance.

FHSA (First Home Savings Account): A registered plan that allows tax-deductible contributions and tax-free withdrawals for your first home.

GST Rebate: A federal rebate for first-time buyers of new or substantially renovated homes, providing up to $50,000 back (pending government guidance).

HBP (Home Buyers’ Plan): A program allowing you to withdraw up to $60,000 from your RRSP for a down payment, repayable over 15 years.

Mortgage Term: The contract period for your mortgage rate and conditions (usually 1–5 years).

PTT (Property Transfer Tax): A provincial tax charged in BC when registering your home’s title; exemptions are available for first-time buyers.

RRSP (Registered Retirement Savings Plan): A registered savings plan where contributions are tax-deductible and investment growth is tax-deferred.

Tim Lyon

Mortgage Consultant

Mortgage Renewal vs. Refinance: Understanding the Key Differences

By Tim Lyon • November 25, 2025
If you own a property with a mortgage, you've probably heard the terms "renewal" and "refinance" thrown around. While both involve obtaining a new term for your mortgage, there are some important differences to understand. Let's break down what each one means and when you might use them. Understanding Mortgage Basics In Canada, when you take out a mortgage, the payments are typically spread over 25 to 30 years. This period is known as the amortization. However, unlike in the U.S., Canadians do not keep the same interest rate and payment terms for the entire amortization period. Instead, you have an initial term, usually 3 to 5 years, after which you need to renew into a new term. For example, if you have a 25-year mortgage with 5-year terms, you will need to renew your mortgage four times throughout its lifespan. It's also common to have a mix of different term lengths over the course of your mortgage. What is a Mortgage Renewal? A mortgage renewal occurs at the end of your mortgage term. When you renew, you start a new term with a new interest rate while keeping the remaining details of your mortgage the same. The key element here is that the mortgage charge registered on your property's title remains unchanged. A renewal is straightforward and typically does not involve any significant changes to your mortgage agreement other than a new interest rate. Think of it as hitting the "continue" button on your mortgage, but at new rates. What is a Mortgage Refinance? A mortgage refinance is different. When you refinance, you are making changes to your original mortgage agreement. This means paying off your existing mortgage and registering a new one on your property's title. Essentially, you are taking out a completely new mortgage for the same property. People commonly refinance to: Access the equity in their home for investments or major purchases Consolidate high-interest debt into their lower-rate mortgage Extend the amortization period to reduce monthly payments and improve cash flow Make significant changes to their mortgage structure It's important to note that refinancing is not allowed for insured properties (those with less than a 20% down payment at purchase). This means the maximum loan amount in a refinance is 80% of your property value. What About Switching Lenders? If you want to keep everything the same but switch lenders for a better rate, this is known as a transfer. A transfer is a type of renewal where the original mortgage charge is transferred from one lender to another. Depending on the lenders involved, you might be able to make minor changes (like extending the amortization or changing borrowers) without needing a full refinance. Why Timing Matters Your mortgage maturity date is when your current term ends. This is the ideal time to either renew or refinance. If you refinance or switch lenders before the maturity date, you will face a prepayment penalty. If you refinance, renew or transfer at maturity, there is no penalty. Real-World Example A homeowner with a $450,000 mortgage is reaching the end of their 5-year term. Their lender offers a renewal rate, but they also have $40,000 in high-interest credit card debt. Option 1: Renewal They accept the new term. Their mortgage stays the same. Their debt remains separate at high interest rates. Option 2: Refinance at Maturity They consolidate the credit card debt into the new mortgage. Their total monthly payments drop significantly, even after accounting for the new mortgage balance. In this situation, refinancing provides better cash flow and a simpler payment structure. Quick Summary Mortgage Renewal: Starts a new term for your existing mortgage Mortgage charge on your title stays the same Keeps all other terms the same aside from interest rate Can switch lenders at renewal through a transfer No penalty when done at maturity Mortgage Refinance: Pays off current mortgage and creates a new one New mortgage charge registered on your title Often resets the amortization period Can access equity or make structural changes Maximum 80% of property value for uninsured mortgages Incurs penalty if done before maturity Next Steps Understanding the difference between renewal and refinance helps you make informed decisions about managing your mortgage. If you have a renewal coming up or are considering accessing your home equity, now is a good time to explore your options. Whether you're looking to renew, refinance, or switch lenders, I'm here to help you navigate the process and find the best solution for your situation. Need help with your mortgage? Book a consultation or call 778-988-8409 . Glossary Amortization: The total time period over which you'll pay off your mortgage, typically 25-30 years in Canada. Insured Mortgage: A mortgage where the down payment was less than 20%, requiring mortgage default insurance to be added. Maturity Date: The end date of your current mortgage term, when you need to renew or refinance. Mortgage Charge: The legal registration of your mortgage on your property's title. Pre-payment Penalty: A fee charged by your lender if you pay off your mortgage before the end of your term. Refinance: Replacing your existing mortgage with a new mortgage, often with different terms or to access equity. Renewal: Starting a new term for your existing mortgage, typically just updating the interest rate. Term: The length of time your current mortgage contract is in effect, typically 3-5 years in Canada. Transfer: Moving your mortgage from one lender to another at renewal without changing other terms.

What Is an Insured Mortgage and How Does It Work?

By Tim Lyon • October 28, 2025
If you're buying a home with less than 20% down, you'll need something called an insured mortgage. Many borrowers find this confusing at first, especially since it doesn’t refer to insurance for you, the borrower. That’s why I have put together this straightforward breakdown so you understand what insured mortgages are, why they exist, and how they affect your purchase. What Is an Insured Mortgage? A mortgage must be insured when a borrower makes a down payment of less than 20% on a home purchase. The insurance protects the lender (not the borrower) in case the borrower defaults. The insurance is guaranteed by the federal government. So, why do we have this program? It allows borrowers to buy homes with smaller down payments and higher loan-to-value (LTV) ratios. Higher loan-to-value mortgages are inherently more risky because there is not much cushion if the housing market starts to decline. For example, if someone buys a $500,000 home with only 5% down ($25,000), they’ll need a $475,000 mortgage—this is a 95% LTV . If the market drops and the home’s value falls to $470,000, the mortgage would still be $475,000. If the borrower stopped making payments, the lender could lose money after selling the home and paying costs. That kind of loss, multiplied across thousands of borrowers, could threaten the stability of the entire banking system (as we saw in the U.S. in 2008). The mortgage insurance system is designed to prevent that scenario by spreading risk and keeping lenders protected. How Does the Insurance Work? You, the borrower, pay the insurance premium. It's typically added directly to your mortgage balance rather than paid upfront. The cost depends on your down payment size and amortization. Example: Purchase price: $500,000 Down payment: $25,000 (5%) Mortgage amount: $475,000 Insurance premium: 4.2% = $19,950 Total new mortgage: $494,950 The insurance does add cost, but insured mortgages usually offer slightly lower interest rates because the lender's risk is minimal. The rate savings don't fully offset the premium, but they help. The Insurer’s Role For insured mortgages, the insurer’s approval is the most important part of the process. If the insurer won’t approve the file, no lender can. Once the insurer signs off, we can typically find a lender to fund the loan. Canada has three mortgage insurers: CMHC (public) Sagen (private) Canada Guaranty (private) All of the insurers are backed by government guarantees and have to follow similar rules, but each has a few unique programs. Lenders usually choose the insurer, though I sometimes work with them to send a file to a specific insurer if it benefits the borrower. Qualification Rules Because insured mortgages are government-backed, the rules are strict: Debt ratios: 39% of your income can go toward your stress-tested mortgage payment, property taxes, heat, and half of condo fees 44% of your income can go toward the above plus your other debts Down payment: 5% on the first $500,000, 10% on the remainder Maximum purchase price: $1.5 million Amortization: Maximum of 25 years for most buyers; up to 30 years for first-time buyers who qualify under the new federal program Unlike with an uninsured mortgage, where lenders may have some flexibility if your income ratios are slightly above the limits, there is no discretion on an insured mortgage. If your ratios exceed the limits even a little bit, the insurer will decline the application. The Approval Process The process is similar to an uninsured mortgage, with one extra step: We submit your mortgage application to the lender of choice They do their initial review If that looks good, they package it up and send it to the insurer Once the insurer has reviewed and approved it, the file comes back to the lender for final review and approval Common Misunderstandings About Insured Mortgages Many borrowers are surprised to learn the following facts about insured mortgages: You do not need to be a first-time homebuyer to buy with less than 20% down You cannot buy an investment property with less than 20% down You can buy a second home with less than 20% down You cannot refinance an insured mortgage and keep the insurance. If you have an insured mortgage and do refinance, you will lose the insurance. This mostly affects the lender, but it also moves you to uninsured rates. Why Choose an Insured Mortgage? Given the cost and restrictions, why would anyone choose an insured mortgage? The main reason is accessibility . It allows you to buy a home without saving a full 20% down payment, which is increasingly difficult with high home prices and living costs. It can also be a strategic choice. Some buyers prefer to keep more of their savings invested or diversified instead of tying everything up in a down payment. If your investments are earning more than your mortgage costs, keeping that money invested might make financial sense. Real-World Example Let's say you're buying a $600,000 home. Here's how the costs compare between the minimum down payment for an insured mortgage and the minimum down payment for an uninsured mortgage: